I must admit up front that I was caught completely off guard when this showed up on the APC agenda.
I had been so focused on the Locke, Clark and Peabody properties that I did not do my home work when
it came to the zoning question during annexation for the Smith property, but then I am not be paid to
perform that homework like some, who we took at their word what it was zoned. I did question the Fiscal
Plan as being short sited as to imply even if it was AG that you can say there is no financial impact as a town grows.
We did spend time after the APC meeting discussing this project with Mr. Andreolli and a representative of Graystone Developers. We learned
that they had already met with the Whitestown Lions Club to discuss what kind of park improvements were needed, a good
gesture in my opinion. Mr. Andreolli conceded that they would probably have to build to new standards the town is preparing to adopt, another good thing. The developer seemed genuine in regards to building a quality sub-division as did Misrach/Daffin of Cobblestone.
We just come back to two draw backs, one would solve the second.
1) Its in the math, Whitestown's Zoning Ordinance for R3 is 2.5 homes per acre, so on the surface the concept plan looks ok at 254 lots,
the problem comes when you look at build able acres. Due to drainage easements, retention ponds and Open Space requirements, I calculate a
maximum of eighty (80) build able acres. This works out to be 3.3 homes per build able acre. There is more than a small semantic difference when you compare gross vs net development.
2) How to route the traffic in and out of town, if you apply a conservative estimate of 1.5 cars per home, that is 381 more vehicles
passing thru the 650E/300S intersection. If each one only went to work and came home, that adds an Average Daily Traffic increase of
approximately 700 vehicles per day. Again all conservative calculations.
If Graystone can solve these two drawbacks and commit to building to the new Whitestown building, dwelling and anti-automony standards then we would be on the road to progress.
The town needs come up with a standard list of commitments that they would expect from a developer. This would need to be a living breathing document, but would form the boiler plate
for negotiations. It would be a great service to both the people of the town and the development community. It would also prevent the fiasco
that the Misrach/Daffin (Cobblestone) developers had to experience.
Farmington Lakes Concept Plan
Whitestown Zoning Map
Worth Township Zoning Map
